Home page
Instant access to the Cape Cod MLS
Help with finding your Cape Cod house
Marietta's experience
The advantages of using a buyer broker
What to look for in a house
The steps in buying a house
Figuring how much it costs to own your Cape Cod house
Information about each Cape Cod town
Our favorite places to stay
Our favorite places to eat
Links to sites of things to do
Important websites
Nantucket Sound Beachfront rental
Brewster vacation rental
Specially selected properties - waterfront cottages, antique houses,  small homes for sale in Harwich and Dennis
My reasons for loving Cape Cod - you can make your own list

Click on these links for the answer:
What do we do for you? 
What is a Buyer's Agent? 
Who does the agent showing property represent? 
How do Buyer's Agents and Seller's Agents compare? 
Should you use a Buyer's Agent? 
Agency Disclosure Form from the Massachusetts Board of Registration of Real Estate Agents and Salespersons


What do we do?

  1. Use the Internet to send you latest MLS listings.
  2. Provide information about towns and neighborhoods.
  3. Negotiate the best price and terms for you, not the seller.
  4. Provide you with the names of lenders, home inspectors, contractors, attorneys, title companies, and other consultants.
  5. Represent you, not the property or the seller. 
  6. Negotiate on your behalf.

What is a Buyer's Agent?

A buyer's agent represents the interests of a buyer, not the seller. The buyer becomes the client of the buyer's agent, not the customer. With a seller's agent, the buyer is just a customer to whom the seller agent has no obligations.

In contrast, under Massachusetts law, the buyer agent's fiduciary duties to her client are:

Reasonable care and diligence

Who does the agent showing you property represent?

The agent who is showing you houses represents the seller, unless the agent specifically tells you that she is a buyer's agent who represents you. When sellers list their home for sale, they sign a contract with a real estate company. The listing contract obligates all realtors, except buyer's agents, to get the highest price and the best terms for the seller.

How do Buyer's Agents and Seller's Agents compare?


Buyer's Agent

Seller's Agent

 Select houses to see.

 Arrange showings.

 Explain forms, agreements, and common practices
 in real estate.

 Assist with financing information.

 Point out the negatives of a house.


 Keep buyer's bargaining position confidential.


 Prepare unbiased market analysis showing the
 fair market value of a house.


 Provide access to entire market: houses listed
 in MLS, bank-owned property, and houses
 that are for sale by owner.


 Research property data at town hall and the
 Registry of Deeds.

 Negotiate and strategize best price and terms for buyer.

 Write offer with buyer's best interest in mind.


 Recommend the preferred experts for title
 searches, home inspections, home improvements,
 and repairs.


 Monitor closing.


Should you use a Buyer's Agent?

"Like it or not, the real estate agent helping you house hunt is usually working for the seller and is legally bound to try to get the seller the highest price. But buyers no longer have to fend for themselves. You can now hire a buyer's agent to work on your behalf."
(U.S. News & World Report)

Are buyer's agents effective? U.S. Sprint found that employees who hired buyer's agents paid an average 91% of a home's list price, while those using seller's agents paid 96.5%.

Go to top of page.


The Scoop
on Cape Cod Real Estate

e-mail: marietta@capebuyerbroker.com 
Cape Cod's best source for finding the right house in the right town right now.


Site Copyright 2001 by The Scoop on Cape Cod Real Estate

Disclaimer: By your entering this site, you agree that you understand that the information, links, and calculation forms that lie within this site are a service provided to you free of charge. You further agree that though we attempt to provided accurate information, links, and calculation forms, that you understand that the information, links, and calculation forms may contain mistakes. Finally, you agree that you will not hold The Scoop on Cape Cod Real Estate or any of its employees or associates liable for any mistake contained in any aspect of the information, links, and calculation forms contained within this site.


Click to go to our HOME page General Cape Cod links What to do if you like soccer or sculpture or anything in between Our favorite places to eat from greasy spoons to the best seafood on the Cape Our favorite places to stay from the perspective of one who has lived here all her life Detailed information about each Cape town, from taxes to schools Figuring out your net costs of owning a house on Cape Cod, especially if you are going to rent your house How to do everything from getting a home inspection to turning on the gas Things to consider when evaluating a house Why hiring a buyer agent makes sense for you Who we are Click for individual help in finding your Cape Cod home.